The debate raged but the question remains, as to whether limiting Douglas County should hold residential building permits to 280 a year, or choose a higher compounded rate.
The issue was addressed and views aired before a packed house at the CVIC Hall Thursday evening, overseen by both the Douglas County Planning Commission and Board of Commissioners. The goal for most residents is preservation of Carson Valley's quality of life while maintaining economic viability.
Those supporting the Sustainable Growth Initiative committee's 280 cap on residential building permits started picketing before the 6 p.m. meeting started.
By 5:40 p.m., people had to search for a seat and by 5:50 p.m., they were grabbing extra chairs from a back room. By 6 p.m. it was standing room only and those who couldn't find a seat were crowded in the doorway or standing on the balcony.
Some time before 9 p.m., deputies showed up despite the restraint showed by residents, ranchers and developers.
Speaking for the Coalition for Smart Growth, ex-assemblyman Lynn Hettrick had a hard time selling participants on a proposed flexible 3 percent cap, as recommended in their report from Meridian Business Advisors.
Hettrick said growth pays for itself, at least in Nevada.
"The tax structure in this state rewards counties for growth, pure and simple," he said. "But in the end, individuals pay all the taxes. Businesses pass their costs on and everyone in this room will pay the difference if we don't do anything to mitigate that."
The proposed 280-permit cap, representing a growth rate just over 2 percent, could require up to $124 million in either new taxes or service cuts, according to the Meridian report.
"Growth doesn't build infrastructure," said north Douglas County resident Bill Sweetwood. "If it did, we could build a new senior center and add police."
Scientist and Gardnerville resident Will Lewis said he's always suspicious of studies, in particular those quoted widely in newspapers.
"By its very nature, science makes a guess, then performs studies to support or refute that premise," he said. "You can't do scientific studies about what will happen."
In an e-mail following the meeting, Douglas County resident Terry Burnes said limiting growth to 280 building permits a year would redirect investment away from the development of raw land and into existing communities.
"When there is an ample supply of raw land and few limits on developing it, as here, the market prefers that to renovation, remodeling and additions," he said. "It is easier, cheaper and more profitable to build new than renovate or replace."
Speaking for Landmark and Syncon Homes, attorney John Frankovich urged residents to wait until basic studies concerning water, transportation and population predictions are complete before choosing a growth cap for Douglas County.
"Growth limits should be estimated only when we know its impact on natural resources, affordable housing and current and projected infrastructure needs so we can do what the master plan calls for," he said.
Douglas County resident Bob Ballou, who advocates 280 cap approved by voters in 2002, said this debate really isn't about numbers. It's about democracy and the credibility of government.
"Will those who profit from uncontrolled growth prevail, or will confidence be restored in government and democracy prevail?" he said. "Your answer will dictate our quality of life for many generations. For all of you who govern and manage the master plan, it will be your legacy."
Commissioners did most of the listening but Doug Johnson, chairman of the Board of Commissioners, said the division on this issue has the potential to destroy Douglas County.
"If we don't get past this, we're going to be divided forever," he said.
He requested county staff to narrow the field of options to three, those options to be considered for the new ordinances' first reading at the commissions' regular March 1 meeting. A second reading could be scheduled for the April 5 meeting.
"I hope we have a board that can make some decisions and get beyond this division," he said.
Susie Vasquez can be reached at svasquez@recordcourier.com or 782-5121, ext. 211.
